Aggregate Agitation 😱

This newsletter prides itself on being "half glass full", just not today


Throughout the entire course of human history, there has been no better time to be alive than today. A staggering 75% of the world’s population lived in extreme poverty as recently as the 1950s. Today it’s less than one in ten. We have never been more free. Over half of all people live under a democracy, double what it was seventy five years ago. Collective education is at an all time high. Four out of five people were illiterate at the start of the twentieth century, versus today where it’s the literate that make up the 80% majority. There is a lot to be happy about….for now

Russia Ramps Up

348 days ago Russia invaded its western neighbor Ukraine. Since then, hundreds of thousands of troops from both sides of the conflict have been killed, millions of civilians displaced from their homes and eventual reconstruction efforts will take generations to complete. And the worst may still be ahead.

In recent days, Russia has had success in recapturing portions of the eastern city of Bakhmut. Ukraine’s biggest win as of late has come off the battlefield, scoring commitments for delivery of tanks from Germany and the United States among others. As we approach one full year of war, the risk of this conflict escalating from regional matter to global event is growing in size. Russian President Vladimir Putin has not taken the use of nuclear weapons off the table, and certainly doesn't come across as someone open to accepting defeat. For all parties involved, the question must be asked: what’s the exit strategy here?

Debt Ceiling Debacle

On January 19th the United States reached its maximum level of borrowing permitted by Congress. Two weeks later and a solution is nowhere in sight. Republicans desire to raise the limit only when paired with cuts in spending. Seems reasonable. Democrats in response have requested a detailed itemization of categories in which cuts are to occur. Also reasonable.

“A democracy cannot exist as a permanent form of government. It can only exist until the voters discover that they can vote themselves largesse from the public treasury. From that moment on, the majority always votes for the candidates promising the most benefits from the public treasury with the result that a democracy always collapses over loose fiscal policy, always followed by a dictatorship."
                              
- Alexander Fraser Tytler

What hangs in the balance is the possibility that for the first time in its history, America defaults on its debt obligations. Domestically this would be very painful. The Treasury would be unable to fund Social Security, salaries for military personnel along with tax refunds. Internationally this would almost certainly trigger a credit downgrade of U.S. debt. All future borrowing (which we love to do, see graph below) would be at a higher interest rate. 

The outcome if this occurs is serious. A growing portion of our tax dollars are wasted paying interest, versus being deployed in our communities where it’s needed most.

Tension over Taiwan

Surely the world’s two largest economies wouldn't go to war? Don’t be so certain. When asked last Fall if the United States would defend the island, President Biden responded "Yes, if in fact, there was an unprecedented attack." Yikes.

The strain stems from Beijing's One China policy, which states Taiwan is an inalienable part of China's territory, and the Government of the People's Republic of China is the sole legal government representing the whole of China. For decades, America has taken a strategic ambiguity approach when it comes to Tiwanese independence.

So why rock the boat? China and the United States each account for roughly 20% of world GDP. Asia as a whole however is responsible for 50%, meaning a growing China influence over the continent puts America in a place of diminishing strength. While onshoring of manufacturing jobs is currently the flavor of the month, even if it could be successful (will Americans in mass take jobs assembling T.Vs?) it would take decades to achieve. In the meantime, we will continue to rely on Asia to produce the majority of what North American consumers demand.  The most likely first casualty of China and the U.S. butting heads? TikTok

Irritating Inflation

There are just certain words that feel worn out. “Covid”, “Trump” and “Inflation” certainly make the list. An argument could be made however that the first two are primarily rearview issues, whereas inflation very much remains in our lives. The prices paid by consumers has not increased this drastically year over year since the early 1980s. This means a significant portion of the country (and almost the entirety of my readership, shout out to the millennials 👍) have zero life experience during a period of prolonged inflation.

Economies become unhinged when prices become overly volatile. Civilians spend less and businesses delay investments, both negative events with snowballing effects. 

For what seems like all of eternity the U.S. dollar has been treated as the world’s currency. This status is a privilege, not a right. The leaders of Brazil and Argentina announced last month plans to create a common currency, designed in large part to reduce their reliance on the greenback. Couple this with efforts by President Xi in China to increase use of the Yuan world wide, and countries like El Salvador experimenting with crypto currency and it’s possible that dollar dominance has come and gone.

As stated in the open, there is much to be excited about. The pace at which the world is improving socially, economically and politically is inspiring. At the same time, let’s remain vigilant. President Reagen coined the phrase “Trust, but verify”. Well for 2023 my policy will be “Happy, but watchful”.


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Stay Focused....Stay Alive 🐻

It’s never been easier to

Become distracted. Don’t.

Residents of the Japanese island Hokkaido faced an existential threat during the winter of 1915. A massive Ussuri brown bear had been spotted by villagers in the fields feasting on their much needed crops. Sadly several days later the bear would come back, this time entering the home of a local farmer and violently mauling his wife and children. The townspeople quickly armed themselves and split into two separate groups, one to hunt the bear while the other was tasked with protecting the women and children. The goal was clear, to end the danger. 

As expected, the bear reappeared that very night and was promptly shot and chased deep into the woods heading north. Hearing all of this commotion, the second group met with the hunters expecting to see the carcass of the deadly attacker. Unfortunately what the islanders didn't realize was that the bear had actually fled to the south. While the two parties were away the bear again returned to the village, this time killing the eleven unprotected women and children. By allowing themselves to become distracted, the village suffered a loss the size of which it would never recover.

I’ve you’ve ever considered becoming a realestate investor, this video is designed for you.

SoS: Shiny object Syndrome

In response to rising costs, lenders are starting to offer 40 year mortgage products. Grant programs aimed at new and low income homebuyers are becoming increasingly more available. Some municipalities have even taken action against short term rentals. For a growing number of Americans, housing affordability is a problem. These actions however are not solutions, but instead serve only as a distraction.

The squeeze 

Capital Region home prices have climbed 16% in just the past two years. While employee salaries have had a strong twelve months, the growth nowhere near matches that of the cost of housing. According to data from the National Low Income Housing Coalition, a person living in the capital region would need to earn an hourly wage of $23.86 to afford a two-bedroom apartment at the fair market rent. This is significantly higher than the state's minimum wage of $14.20.

If it’s free, it’s for me! Let’s talk about was to maximize money inyour pocket for 2023.

Lower...but higher

While the Federal Reserve’s warpath against asset prices has been successful in lowering prices, the relief for buyers has been more than wiped out by the rise in interest rates. A mortgage originated in December 2022 (20% down on a median priced home) requires a payment 62% higher than it did to start the year. That is staggering. Also keep in mind this does not take into account insurance premiums, which according to policygenius for many homeowners increased last year by double digits.

While not easy, there are steps that can be taken to improve the situation. Encouraging students to enter the trades is an important step. As we become more and more a nation of people unable to fix things, those who can will be able to essentially name their salary in the years ahead. Restrictive zoning needs to become a thing of the past. California has given the rest of the country a road map on how to achieve this. And finally, making accessory dwelling units permissible on all residential sites (acreage permitting) is a no brainer. Housing is as basic of a human need as there is. Let’s not get distracted from that.


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

✨ POOF ✨ Debt is gone!

✨ POOF ✨ Debt is gone!

Pres. Biden Campaigned on Student Loan Forgiveness. The Impacts on Housing Would be Significant.

Hello friends,

On Tuesday the Department of Education announced 40,000 borrowers would receive "immediate debt cancellation" of their Federal student loans. Under the Public Service Loan Forgiveness Program those borrowers who work in the public sector and have made ten years worth of payments are eligible for remaining balances to be forgiven. While significant for those individuals having debt erased, the impact to the overall economy is negligible. However given that the total student loan portfolio currently backed by Washington D.C. sits at 1.75 trillion dollars, this could be the tip of the iceberg to something much more meaningful.

Bubble Trouble, Steve vs. Unions and "What would ya say you do here?" all in this week's episode...don't miss it!

A Problem Only Getting Worse

In 1970 the average debt for a graduating student was $1,070 , the equivalent of $7,458 when adjusted for inflation. Today that figure is $31,100. In addition to burdening personal balance sheets this tab is also preventing home purchases. A recent study found that of non homeowner millennials, 53% haven't bought a house due to student debt either disqualifying them from financing or making affordability a major concern. A 2021 Freddie Mac study found that while the national homeownership rate was 65%, millennials (born 1981-1996) lagged both Gen X and Baby Boomers at only 43%. 

Fulfilling a Pledge

Nearly 15 million millennials carry student loan debt according to Educationdata.org, more than any other generation.  Monthly payments differ within this group based on factors like payback period, post graduation income level, amount borrowed,  but tends to average near $250.  

While running for office in 2020, then Vice President Biden tweeted “We should forgive a minimum of $10,000/person of federal student loans, as proposed by Senator Warren and colleagues,” If enacted this would come with an estimated price tag of 377 billion dollars, but would elevate 100% of debt for roughly a third of all borrowers. 

Steve’s article on rising mortgage rates was featured in this month’s Saratoga Business Journal

And the winner is....

This level of debt relief would create a new pool of homebuyers; those previously relegated to renting due to DTI (debt to income) lender restrictions. Freeing personal balance sheets of a $250 monthly obligation translates to nearly $40,000 of additional purchasing power on a 30 year fixed rate mortgage. Millions of additional buyers would further strain an already under supplied housing market, resulting in a windfall for home sellers/owners. 

Loan forgiveness' is for some a contentious topic. Less debatable however is that owning real estate continues to be one of the more desirable asset classes to have exposure.   


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Resesh 📉 or Refresh🌼???

Resesh 📉 or Refresh🌼???

Experts Warn of an Impending Recession. Is This to be Feared, or Welcomed as a New Beginning? 

Hello friends,

The Federal Reserve is tasked with two objectives, maintain steady prices and reach maximum employment. Mission accomplished on the latter. While the historical average in our country of folks within the labor force seeking work is 5.76%, despite a 24 month global shutdown the rate currently sits at a measly 3.8%. Prices on the other hand have turned out to be a bit trickier to manage. Chairman Powell stated as recently as November 2021 that "We don’t think it’s a good time to raise interest rates..." as he believed cost increases were transitory, or short term in nature. 

Fast forward four months and not only did he hike, but forecasted an additional 6 bumps prior to year end. As we wrap up Q1 the question becomes is the end of record low borrowing costs harmful given current events, or beneficial as we move forward? 

Don’t miss our newest project,…a podcast!

"Check out those curves! "

Long dated Treasuries almost always pay a higher yield than shorter dated ones. Why? Because the longer the timeframe the more risk you as the investor take on. Imagine committing your money for ten years at 2%, only for a year later to see the same product paying 3%. Bummer! 

In rare instances however this will flip. Known as a yield curve inversion experts point to this as a flashing red alarm that a recession is coming. Here's the explanation: the only reason a buyer would agree to purchase longer dated commitments that pay less than their short dated counterparts is if they believed there to be long term economic turbulence, and therefore want a guaranteed return instead of the perceived doom and gloom offered by future equity markets. Concentrated buying of long dated debt increases their price, drives down yields and inverts the curve.. 

Pack your bags...we're going hiking

If six additional rate increases were to occur then the Fed Funds rate would end the year somewhere around 2.0%. Should this come to fruition the argument can be made its actually a positive sign, as the Fed would have viewed the economy being healthy enough to absorb these increases. Eventually there will be another financial downtown, and when this occurs its imperative the Fed have room to stimulate the economy. If rates are held at/near zero in perpetuity policy makers would have almost no maneuverability. Corporate balance sheets are strong and unemployment is low. If there's ever a time to start increasing rates it appears now would be just as appropriate as any. 

What We're Watching

Tuesday, March 29thFebruary 2022 Job Quits  
Recently coined " The Great Resignation" a large number of employees choosing to leave their jobs is generally viewed as a sign of a healthy economy, as workers anticipate being able to find better alternatives. 

Friday, April 1st:  March 2022 Unemployment Rate
A majority of March predated rising rates, so Friday's reading will likely be the lowest figure for the foreseeable future. .  


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Emotional Support.....Pig?!? 🐖🏠

This Place Looks Like a Pigsty !

Hello friends,

When it rains it pours. Domestically we're approaching expiration of most pandemic related restrictions, only to now be faced with fall out from ongoing conflicts overseas. While this past week did bring some positive economic data, financial markets will likely continue their turbulent ways for at least the immediate future. Lets take a look at what's going on.

Don’t miss our newest project,…a podcast!

Jobs Report Surprises to the Upside

The economy added 678,000 jobs in February, far exceeding expectations. Also encouraging, the unemployment at 3.80% is approaching historic lows. The workforce participation rate (those employed or actively seeking work divided by the working age population) increased to 62.3%, however still reflects a labor pool several million less than pre pandemic levels. 

Volatility Remains High in Equity Markets

Investors today are attempting to digest data related to domestic inflation, Eurasia invasion, sanction fallout, Fed rate hikes and ongoing supply chain shortages.  Good luck. Significant swings in both the S&P and NASDAQ (mostly downward) appear likely to continue, at least until some form of a resolution in Ukraine is seen. 

A Reprieve for Borrowers

Those seeking mortgage financing were the beneficiary this past week of pain felt by stock owners. Money departed risky stocks and poured into the safety of Treasuries, elevating prices and driving down yields. The national average on a 30 year fixed rate mortgage retreated for the first time in weeks, all be it slightly..  

Emotional Support....Pigs?!?

Wyverne Flatt moved to Canajoharie in 2019 with his two dogs, two cats...and a pig. Ellie is a 110 pound Vietnamese potbellied variety, and code enforcement is not pleased. The town's stance is its a violation of local laws barring farm animals from the village. Mr. Flatt's counterargument is that Ellie is an emotional support animal, crucial to helping him remain off certain medications. ESAs are typically thought of as dogs and cats, however should Mr. Flatt find success during his day in court landlords should be ready for that narrow definition to expand.  


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Homebuyers Pressured by Concurrent Rising Prices & Borrowing Costs

Homebuyers Pressured by Concurrent

Rising Prices & Borrowing Costs

Hello friends,

The world has become a much more expensive place than when we last chatted. Inflation concerns prompted the Federal Reserve to end Q.E. come March, which will coincide with an increase in the Fed Funds rate for the first time since 2018. At the same time, lumber prices, wages for skilled labor and raw land values continue to rise, putting upward pressure on home values. This environment of both rising prices and cost of capital is an uncomfortable place to be for homebuyers.

Don’t miss our newest project,…a podcast!

Powell's Power

While not unexpected the policy shift by Chairman Powell on rates created significant volatility in the bond market, resulting in long term Treasury yields shooting up close to 40 basis points from where they began the year. This in turn moved mortgage rates north, with the national average on a 30 year term nearing a full percentage point higher than the 52 week lows. While movement in treasuries is not directly tied to mortgage rates, we can see in the graph below that the two are in fact highly corelated.

Houses Don't Grow on Trees

This past week Zillow revised their 2022 housing forecast to reflect prices increasing 16.4% over the next twelve monthsThe main driver? Inventory continues to remain below healthy levels. When interest rates rise current owners become less inclined to trade up or to downsize, as it would require giving up a rate possibly sub 3% in exchange for something creeping towards a full point hire. This is on top of pressures from rising input costs and labor that we've discussed in previous posts.   

What to Watch This Week

Tuesday, February 8th: GlobalFoundries releases its Q4 earnings. The Capital Regions 7th largest employer started publicly trading September of last year. Details on their second fab location in Malta remain unclear.

Thursday, February 10th: Consumer Price Index for the month of January. The inflation gauge created headlines last month as it reached its highest level in decades, which economists predict will be eclipsed with this weeks report.

Sunday, February 13th: SuperBowl LVI from Los Angeles, CA. Ticket prices on the secondary market currently no less than $5,000 per seat. For those of you addicted to gambling we like the Ram -4. 


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

A Year in Review: 2021

A Year in Review: 2021

Hello friends,

One quick announcement prior to starting the year end summary, there is now a podcast! A brand new project The Expected Returns Podcast is up and running. This will be a real estate focused conversation touching on markets, economic data and financial literacy. Existing episodes can be accessed by either clicking here or the image below. Hopefully this is something you'll find worth subscribing to.

2021

A year that started with vaccines and substantial financial market fluctuations ends with boosters and more substantial market fluctuations. In-between saw unemployment rates plummet, inflation reach generational levels, asset prices tear higher and so much more. To best anticipate the year ahead lets look back at 2021.   

Housing Sales 

Low interest rates throughout the year allowed buyer's purchasing power to remain strong. Millennials, who for years delayed becoming homeowners, now at 37% represent the largest demographic of all buyers. While the pace has slowed, those who are able to work remote continue to choose owning space in the suburbs versus renting city conveniences. Various metrics show U.S. home price growth of anywhere between 12% and 19%.   

Locally market conditions were much less dramatic. While the state saw negative net migration of over 200,000 residents, some pockets (Saratoga County being one) remained strong. Capital Region home sales saw a roughly 6.50% increase over the previous year.

Employment

The first jobs report under President Biden surprised to the positive side, with unemployment dipping forty basis points to 6.3%. This was offset however by a reduction in the labor force participation rate, meaning the decrease was more attributed to individuals leaving the workforce versus the economy gaining new participants. As employers ramped up hiring three factors were blamed throughout the year large numbers of folks remaining on the sidelines: uneasiness about contracting the virus, lack of schooling/daycare options for those with children and enhanced unemployment benefits.  

While the unemployment rate fell steadily in 2021 the labor force participation rate was mostly unmoved. According to the Bureau of Labor Statistics there are currently 4 million less filled jobs in the economy than there were pre pandemic.

Stock Market

Equity investors continued to be the beneficiary of low interest rates for a majority of the year. Gains were not limited to only a few high flyers, but instead double digit gains were to be had in a majority of sectors within the economy. Announced rate hikes by the Federal Reserve planned for Spring 2022 have dampened December returns, especially to rate sensitive technology companies.   

Predictions in Review

How did we do on last years predictions?

1
"Fears over a mounting U.S. national debt and decreasing dollar will help see Bitcoin outperform the S&P 500"

Nailed it. While the S&P 500 returned 23% (as of the date of this publication) Bitcoin neared a full double at 99%. 

2"Facing a massive budget shortfall NYS will okay regulated online sports betting"

We are on fire! Nine online sportsbook operators were awarded licenses in November and are expected to be operational by the Super Bowl.

3. "Housing prices will continue climbing into Q2, where they will stagnate following an influx of inventory from distressed sellers who have exhausted all forbearance options."

Big "L" on this one. The expected influx of inventory never arrived, and when paired with city renters turning into suburb buyers home prices rose throughout 2021. Case-Shiller's U.S. National Home Price index was up 19.5% year over year as of November.

4. "Saratoga Race track will host 50,000 live fans for Travers Day 2021".

Technically wrong, but I'm going to chalk this one up as a draw. 44,507 was the attendance figure for Travers day. Total  patrons for the meet exceeded 1 million, far above expectations heading into the Summer. 

Predictions for 2022

Lets see if we can't improve upon our 2-1-1 record from last year....

1. Supply chain constraints will loosen as overseas factories reopen and domestic ports work through current backlogs. The Consumer Price Index (inflation gauge) will end the year sub 3.75%

2. If a prediction ain't broke don't fix it, Bitcoin outperforms the S&P 500 for the 3rd straight year.

3. Increasing interest rates and downward pressure on wages caused by more people returning to the work force will help decelerate  home price growth to no more than 4.0%.

4. Saratoga Race track will set a new record for overall meet attendance. 1,065,625 set in 2015 is the number to beat. BONUS: Gunite, trained by Steve Asmussen wins the Travers. 


I'll wrap up with a giant and sincere thank you to all those who helped not only myself but the business over the past twelve months. Whether a friend, family member, client or some combination of either, your support has been meaningful. Thank you.

-Steve 


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

The Foreclosure Wave...That Wasn't 🌊🚫

How a Wide Spread Foreclosure Crisis

Was Averted

Hello friends,

Q2 2020 saw the U.S. unemployment rate reach levels not seen since the Great Depression. With job insecurity inevitably comes doubts about ones ability to meet standard monthly financial obligations. Experts feared a prolonged economic downturn, eventually leading to a foreclosure crisis reminiscent of 2009. But that's not what played out in 2020, and as we reach the end of the year nor has it occurred in 2021. How did the country manage to keep so many of its citizens in their homes?

Government Intervention

March 2020 saw the Coronavirus Aid, Relief, and Economic Security Act (CARES Act) get signed, December 2020 the COVID-related Tax Relief Act and The American Rescue Plan Act in March 2021. All called for direct payments to a majority of American households deemed most likely impacted by current events. For some this money was used to purchase new T.V.s and meme stock investing, but for others it funded mortgage payments that otherwise would have gone unpaid.

Resilient U.S. Economy

The Bureau of Labor Statistics February 2020 unemployment rate came in at 3.5%. Fast forward two months and this figure increased to nearly 15%. What came next however was very interesting. By September this number was cut in half. Contrast this with the Great Recession, which for a similar percentage recovery took nearly six years. While the peak recently experienced was higher, the duration was nowhere near as long.   

The Bank Doesn't Want Your House

There's a common misnomer that greedy banks love to foreclosure on borrowers so that they can then resell the home for a profit. They don't. Banks and credit unions are in the business of lending money, not becoming real estate moguls. In most areas of the country lenders have foreclosure proceeds capped at what is owed plus expenses. Meaning if someone bids on a foreclosure the best outcome for the bank is they get made whole, while the worst case is no one bids and now the bank is responsible for maintaining, insuring, funding property taxes and paying a real estate agent to market/sell the home.

Forbearance plans were made widely available to borrowers in need of help. Depending on the type of mortgage mechanics of assistance varied, but options available could include interest only payments for a certain duration, moving payments to the end of the loan or pausing payments and re-amortizing based on a certain resumption date.

Where Are We Now

Out of the woods? No. Stimulus checks for many Americans have long ago been spent, banks are looking for repayment to start and inflationary pressures are eating up whatever discretionary income lower and middle income earners previously enjoyed. Looking at the latest delinquency figures however does provide evidence that the trend is positive.

CoreLogic's most recent Performance Report, which polls lenders nationwide found that 4% of first lien mortgage loans are greater than 30+ days past due. This compares favorably with this time last year when the rate was 6.6%. 

If you are experiencing a financial hardship there still remains avenues of help available. Governor Hochul announced this past week the Homeowners Assistance Fund, designed to help folks behind on property taxes and mortgage payments.  


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Zilloh No ! 🔥💲🔥

When iBuyers Are Forced To Become

Large Scale Sellers

Hello friends,

Coming off an 8-8 season the Arizona Cardinals entered 2018 seeking a quarterback to lead the franchise. With the 10th overall selection in that year's NFL draft they chose Josh Rosen from UCLA as the man for the job. That following season the Cardinals underperformed, finishing 3-10 with Rosen at the helm. Arizona's front office was faced with a dilemma: double down on possible faulty data from the year previous OR terminate the experiment and pivot to a new direction.

This past week Zillow acknowledged exactly how expensive incorrect data can be to an organization.

"Stay in your lane" - LaVar Ball

Growth At Any Cost

The Seattle based real estate conglomerate began its iBuyer program in 2018 with the launch of Zillow Offers. Traditionally a home seller lists their property with a real estate agent who then works to procure a buyer. iBuyers look to speed up this process by providing customers a quick sale opportunity in which the platform buys the property, typically does some light rehab prior to then listing for sale. 

When executed properly this can be a benefit to all parties, as not all owners have the means to complete needed repairs or the time to wait out a standard closing, By relying on their vast amounts of data Zillow hoped their pricing algorithm would be accurate enough to allow for satisfactory bids on the buy side while leaving enough cushion to the upside when it came time to sell.  

Home Buying on Steroids

Over the next three years Zillow bought tens of thousands of homes throughout the country, with a majority of transactions occurring in large metros such as Houston, Dallas and Phoenix. However despite a rising real estate market nationwide, many homes Zillow bought were eventually relisted at prices below what they paid. The pricing algorithm too often was offering sellers too good of a deal! 

To compound matters a backlog of rehab projects began to accumulate. For anyone that's tried to hire a contractor recently you know how frustrating their schedules can be. Now multiply that by 10,000 and spread it across multiple cities. That is where Zillow found themselves.   

iSeller

It was announced Zillow Offers would be pausing further acquisitions as of October, and this week the company decided to axe the division all together. 2,000 jobs will be eliminated, billions of dollars of share holder value is gone and 7,000 homes remain on their books. It's reported the company seeks an institutional buyer who they can off load to for $2.8  billion, a steep discount to what they were purchased for.  

The Arizona Cardinals acknowledged they had errored. In a shocking move they traded away the quarterback drafted just one season previous and turned to Kyler Murray, another draft pick. Today they sit atop the NFL standings and are widely applauded for their willingness to end a failed experiment. Time will tell what Zillow's Kyler Murray will be. 


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Cash Offers...Without The Cash 🤔

Keep Losing Out To Cash Buyers?

Become One Yourself.

Hello friends,

The process of home buying can be frustrating, and often times culminates in rejection. Anyone whos entered the market during the past twelve months knows this to be especially true, as competition is at an all time high. While historically properties listed for sale receive 2.25 offers prior to a transaction closing, Q1 of this year saw that number more than double. Some are electing to offer over asking price, while others gamble and waive inspection contingencies. What's quickly becoming the most popular way to stand out from the crowd however is offering all cash.     

"Cash rules everything around me C.R.E.A.M., get the money
Dollar dollar bill, y'all"
- Wu-Tang Clan

Cash is King

Before discussing why sellers give priority to these types of buyers lets first answer what a cash offer is. When most people buy a home they obtain mortgage financing. The buyer contributes a certain percentage of the purchase price while the lender fronts the remainder, and in return is traditionally repaid in monthly installments. This process involves an appraisal to determine value and an underwriter to gauge ability to repay, both of which take time. When a mortgage is involved it typically takes 50 days to close on a transaction.

On the other hand a cash buyer is someone who will not be reliant  on a bank for financing, but will instead be using their own funds for the acquisition. Sellers often prefer this route, for not only is it faster (often times less than a month) but also eliminates many of the unknowns that prevent a sale from occurring. Applicants sometimes don't get approved for loans, properties sometimes don't appraise high enough for banks to lend. Cash removes all these roadblocks. Don't think you can compete against those with deep pockets? Well more and more companies want to help you level the playing field.

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The Future of Home Buying?

Where there's a need free markets tend to do a great job providing a solution. Enter firms such as HomeLight, Better and Homeward. These platforms (after approving your financials) will buy a property on your behalf as a cash buyer. You then obtain a mortgage and purchase the home back from the company. The result is the original seller gets a quick close and you the buyer avoid missing out on the home you desire. In return for this service the cash buyer charges a fee, somewhere between 1%-3%. An interesting wrinkle is that a few of these companies will waive part/all of the cost if you elect to hire one of their in house real estate agents or lenders.  

While none of these platforms are currently live in the state of New York its certainly only a matter of time.

What We're Watching

Wednesday September 29th: Pending Home Sales. July saw activity drop 1.8% from the month previous and 8.5% from the same time last year.  

Thursday September 30th: Initial & Continuing Jobless Claims. With additional unemployment benefits having rolled off in half of all states many expect the current 5.2% unemployment rate to continue its downward trajectory, and less new claimants to apply.  

Friday October 1st: Debt Ceiling.  Well we've done it again, the country has borrowed the maximum allowed by Congress. Should a stopgap not be passed by midnight September 30th a partial government shutdown will commence.  


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Eviction Moratorium: Day 529

Protecting Property Owner’s Rights & Minimizing Homelessness Doesn't Need to be a Binary Choice

Hello friends,

On March 16th, 2020 Governor Cuomo announced a statewide 90 day suspension of residential and commercial eviction proceedings in response to the then just emerging COVID-19 pandemic. Several extensions later this order was eventually superseded on a national level by The Centers for Disease Control and Prevention (CDC) via a directive from President Trump under Section 361 of the Public Health Service Act. Designed to prevent further spread of the virus that would inevitably occur should shelters be overwhelmed, this mandate was originally set to expire December 30th of last year. Instead, today marks day 529 of the moratorium for New York landlords. For some tenants this safety net has come at a much needed time, especially those unable to find work or forced to stay home with children due to lack of available child care. Housing providers however are left to bear the brunt, with rental payments drying up while expenses have remained or increased. Seemingly all other industries have received support. Why are property owners left to fend for themselves? Landlords aren't seeking sympathy, just fair treatment.

All Alone

Within weeks of the pandemic starting Congress passed the Coronavirus Aid, Relief, and Economic Security Act (CARES Act), of which The Paycheck Protection Program was a major part. Initially $340 billion was allocated for businesses to fund payroll, this was instantly absorbed requiring an additional $320 billion a few days later. While almost all industries were eligible to apply for the program one of the few groups left out were landlords. This is because revenue derived from rental properties is classified as "passive" income, whereas those with a W2 job fall into the "active" income bucket, For those in the former group since there is no paycheck needing “protection” they do not qualify.

What The Future Holds

According to the Aspen Institute 15 million people within the United States live in households that owe a combined $20 billion in past due rent. Banks were offering borrowers forbearances last Spring, however those days are coming to an end. Landlords are now faced with a reality of mortgage payments, property insurance, municipal taxes and maintenance costs all coming due with little or in some cases no income to offset the expenses. Should this result in a wave of foreclosures the pain would not end with just the owners involved. Distressed (auction/short sale) prices have a negative effect on all real estate in proximity. Lower property values hurt assessment rolls, resulting in lower funding for local governments and school districts. This is a problem that needs everyone's attention.

fed funds.jpeg

Remedies

Fast Track Relief Process: Our government's greatest skill is the ability to get checks into the hands of citizens quickly and accurately. The current application process for rent relief in NY is arduous and requires heavy lifting by both tenant and landlord. Because applications can only be submitted online it unevenly hurts lower income folks who lack access to technology. As of July only a 11% of aid designated for relief has reached landlords and tenants. Give power to local Social Service departments to accept applications in person. A lease agreement and signed affidavit from landlords indicating the amount due should suffice to issue immediate payment. While some will take advantage of a more streamlined process this can be cleaned up on the backend. People need help now.

Expand PPP: Opening up the Payroll Protection Program to rental property owners would provide the same much needed relief that was previously granted to other small businesses. Ensuring owners have the necessary funds required to provide safe and quality housing to tenants should be a priority to all citizens.

Allow the moratorium to expire: The unfortunate truth is a large number of tenants behind on rent are not experiencing financial distress, rather they are simply exploiting the current environment of no ramifications for not living up to their end of a lease agreement. The CARES Act funding for unemployment benefits has made relief available since Q1 2020. Allowing evictions to resume will not only clarify those actually in need, but will expose the bad actors and give property owners the ability to generate the revenue needed to sustain themselves.


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Where Steve Was Right 😊 / Where Steve Was Wrong 😱

Readers Deserve Accountability:

Revisiting Our Predictions for 2021

Hello friends,

Hopefully everyone had a wonderful Father's Day and are enjoying the start of Summer. As we approach the half way mark of 2021 I thought it would be a fun exercise to look back at our December predictions for the year ahead. Spoiler Alert: some have aged better than others. Get your judgy faces and comments ready...for Where Steve Was Right / Where Steve Was Wrong

Where Steve Was Right

"Fears over a mounting U.S. national debt and decreasing dollar will help see Bitcoin outperform the S&P 500" 

What a wild ride the first two quarters have been for players in the crypto space. Ending 2020 at 29k, Bitcoin rose as high as $63,300 before retreating over 50%. Those brave enough to venture into alternative coins have seen volatility several degrees higher. 

The S&P 500 on the other hand has been relatively smooth sailing, with investors seeing a series of higher highs & higher lows. While large cap tech lead the way out of the recession its been cyclical names in consumer staples and banking responsible for recent success. 

bc vs sp500.png

Where Steve Was Right

"Facing a massive budget shortfall NYS will okay regulated online sports betting" 

Nailed the first part of the prophesy, on track for the second. Initially stated by Governor Cuomo to be as high as $15 billion the state budget deficit for 2021 will most likely end up near $5 billion and $10 billion for fiscal year 2022. Reducing expenditures would be outside the norm for the administration, so if the gap is to be reduced it will need to be done via increasing revenues.

April saw the state release a Mobile Sports Wagering FAQ outlining what a path forward for online sports betting would look like. Some in the government prefer a state run model similar to how the lottery operates, while others would like to see operations run by private industry. 21 states currently offer or have approved legislation to begin offering online sports betting. New York appears to be joining the list soon.

Where Steve Was Wrong

"Housing prices will continue climbing into Q2, where they will stagnate following an influx of inventory from distressed sellers who have exhausted all forbearance options."

Nothing to do but take the L on this one. Direct stimulus to families and forgivable loans to businesses have for the most part kept everyone afloat. Landlords, seemingly the only group not offered help during the downturn, are just now being thrown a lifeline with state and federal aid for renters in default. Less than 5% of all mortgage loans are in forbearance according to the Mortgage Bankers Association. 

Housing inventory remains under supplied while prices continue double digit growth in many markets of the country. 

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cap reg median may.jpg

Where Steve Was Right

"Saratoga Race track will host 50,000 live fans for Travers Day 2021"

Mark your calendars, August 28th, 2021. The New York Racing Association announced this month Saratoga will open mid July at 100% normal capacity. Reserved seating for the Mid-Summer Derby sold out (your boy tried and failed) within minutes of going on sale. Looking forward to an amazing Summer, hope to see you there! 


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Is it me or are things getting expensive💰🤷‍♂️

Hello friends,

1946 saw the central bank of Hungary, a country devastated by both the great depression and fallout from WWI, begin printing money to meet its budgetary needs. The result was a daily inflation rate that neared 200%, meaning the purchasing power of a dollar earned in the morning was cut in half by a worker’s lunch break.

More recently the African country of Zimbabwe found themselves in a similar situation. Periods of 2008 saw the price of a loaf of bread increase 10x overnight. This devaluing occurred when the government, unable to repay loans to the IMF along with civil servant salaries, resorted to increasing the money supply in circulation. This strategy of course snowballed, with reports at the time indicating the country was printing so much new money that it literally ran out of usable paper to print additional Zimbabwe dollars.

These are examples of hyperinflation, a period of out-of-control price increases within an economy at rates exceeding 50% month over month. Instances of hyperinflation are rare, especially in the developed world. What we in the United States are more accustomed to is slight price appreciation over time. For anyone that's recently had a home built, filled up at the gas pump or bought groceries the change in prices has felt anything but slight.

prices chart.png

2020 ended with 2 trillion dollars of currency in circulation, up 11% from the previous year. No twelve month period has seen this steep of an increase since the 1940s. Add to that the 2021 American Rescue Plan and a proposed infrastructure bill and the economy will be flooded with capital like no other point in our country’s history. These extraordinary steps were taken to keep America functional during the pandemic, however we are now seeing what happens when too much money chases too few available goods: inflation.

What We're Watching

Tuesday June 15th - NAHB Home Builders Index

Why It's Important: Strong buyer demand has encouraged builder sentiment so far this year, however increasing costs of construction materials dampens affordability.

Tuesday July 20th - Bezos Takes Flight

Why it's Important: Blue Origin will launch its first crewed suborbital flight, and onboard the New Shepard will be Amazon founder and world's 2nd richest person Jeff Bezos.


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Your New Landlord...A Hedge Fund😬

Hello friends,

In the aftermath of our country’s previous recession (2007-2008) Invitation Homes, at the time a subsidiary of investment bank Blackstone, along with others spent $36 billion acquiring 200,000 homes across the country. A majority of these were bought via foreclosure sales, which occur when homeowners default on payments either to their lender or to the local municipality. Traditionally these homes are then bought by flippers, who in some way improve the property prior to selling on to an end user i.e. new homeowner. This time was different however, as there would be no sale. This period marks the first meaningful introduction of institutional players in the residential real estate rental market.

Fast forward over a decade and many of the same trends seen heading out of the Great Recession are playing out again exiting the pandemic. Invitation Homes, now a publicly traded company, has become the largest owner of single family homes in the country. Private companies like Progress Residential and Main Street Renewal raise funds in the hundreds of millions of dollars with the sole purpose of buying homes to rent directly to individuals and families. Not wanting to be left out, pension funds have also entered the landlord game.

Why is this happening? Whether it's a private equity firm in NYC or a teachers pension fund in California both organizations are obligated to generate a return for stakeholders. The challenge these days is where. Money market rates hover around half a percent and long term treasuries are only a full percentage point better. Allocation into equity markets (stocks) can only be so high, as volatility can be severe. This type of climate causes alternative asset classes to be given additional consideration.

Historically single family housing has been difficult to earn a yield, especially if managing from afar. Technology has eased this burden, with large institutions realizing that by operating at scale they can capitalize on an asset class that is not only under supplied but also forecasted to increase in demand.  Today roughly 1 in 5 home sales involve buyers who never intend to occupy the property. The next time you get outbid by an all cash buyer perhaps you too have experienced the impact of Wall Street.

What We're Watching

Monday May 31st - Memorial Day
Why It's Important: With origins dating back to the 1860s Memorial Day is much more than a day off from work, but a chance to celebrate all those service members who gave their lives for our country.  

Friday June 4th - Average Hourly Earnings 
Why it's Important:
 Lack of child care, fears over returning to the office and enhanced unemployment benefits are the top reasons pointed to by employers as to why they can't fill job vacancies. Increased pay appears to be the best carrot.  


If you've enjoyed the article I would encourage you to follow us on Facebook, Twitter, Instagram & YouTube for additional content. As a local growing real estate firm all social media follows/interactions carry significant importance. Plus, we'd love to hear from you!

Considering buying or selling in the Capital Region? Schedule a phone or Zoom call with me here
NYS Fair Housing Notice

Steven Luttman
Broker/Owner SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584

Saratoga Condo Ownership: 3 Questions You Must Know The Answer To!

Hardly a week goes by without a new condo project being announced in Saratoga County. There are many benefits to condo ownership, but is it the right type of property for you?
 

What Makes a Condo a Condo

Let’s start with defining what the term Condo (short for condominium,) actually means. Condos are individually sold properties within a communal living complex that offer shared common areas. Essentially you own the inside of the unit, and amenities outside your walls are collectively owned by all the complex’s residents. Typically a home owners association takes care of outside repairs and property maintenance, making condos an attractive option for those who lack the time/energy for the upkeep required of a standalone single family house. If this form of home ownership sounds appealing to you then we recommend researching answers to the following questions. Some time spent upfront can save considerable money and headaches after the fact.

How Much Are Association Dues?

Park Place Condominiums overlooking Congress Park

Park Place Condominiums overlooking Congress Park

The mortgage payment, property taxes, homeowner’s insurance and utility costs are all standard expenses to keep in mind when budgeting for your next home. If a condo is on your list then you can most likely add homeowners association dues to those expenses as well. Depending on what amenities are available within the complex this can be a significant portion of your monthly outlay. Also keep in mind association costs typically increase over time, meaning just because it fits your budget now that may not be the case down the road.    

How Does the Budget Look?

You’ll want to be aware of the condo association’s budget. This will give you a feel for what you’ll need to contribute should you become an owner, as well as how funds are currently being used. Look into any outstanding debt owed to the association and if there are a significant number of owners who are behind on their dues. Large swings in dues year to year indicates management is not properly forecasting expenses.  If an association is hesitant to share their budget with a prospective buyer ask the seller to obtain a copy for you.

Will I Be Able To Obtain Financing?

Residences on Union Avenue, the latest Saratoga Springs condo project underway by builder Bonacio Construction. 

Residences on Union Avenue, the latest Saratoga Springs condo project underway by builder Bonacio Construction. 

Unlike a standalone property where a mortgage approval depends on the property appraisal and your ability to repay, a condo purchase takes into account one additional aspect: the association itself. FHA and conventional loan products have similar criteria when examining a condo purchase mortgage application. Restrictions on what percentage of units within the complex need to be owner-occupied (as opposed to rentals) as well as the rate in which the HOA is paid on time by members are both looked at during the underwriting process. These factors are out of your control, and therefore can prove frustrating for potential buyers. Keep in mind however that a bank declining financing due to an association not meeting their requirements should be viewed as a positive, as you just averted buying into what could turn out to be a poor investment down the line.  

Wrap Up

Buying a condo offers the benefits of property ownership with less maintenance, generally lower property taxes and the ability to socialize with others within your complex. These attributes attract millennials who are first time home buyers, retirees looking to downsize, and everyone in between. Before making an offer do your research up front on not only the property you are considering, but the community as a whole. By doing this you’ll be more knowledgeable and confident when it comes time to submit that offer.  


If you've enjoyed this article I would encourage you to follow us on FacebookTwitter and Instagram@SJLincolnRealty for additional content or click here to learn more about us. As a locally based growing real estate firm all social media follows/interactions are important to us. Plus, we'd love to hear from you!

Steven Luttman
Broker/Owner
SJLincoln Realty
35 Bath Street, Ballston Spa NY 12020
(518) 309-8584